1046 Mountain Avenue

Property Overview: 1046 Mountain Avenue

Key Characteristics & Buyer Appeal

This one-and-a-half storey home in Burrows Central sits on a notably spacious lot of over 5,400 sq ft, placing it in the top 6% for land size within the neighbourhood. Built in 1950, it is newer than many area comparables. The home features a renovated basement and a detached garage. Its living space of 916 sq ft is typical for the immediate area. The property’s appeal lies in its generous, above-average lot—offering significant outdoor space and potential in a neighbourhood where that is a premium—coupled with the value-add of a finished lower level. It last sold in September 2023.

This home would suit a buyer looking for a solid foundation in a mature neighbourhood, prioritizing yard space over a large interior footprint. It’s a practical choice for a first-time homeowner comfortable with a character home layout, or an investor attracted by the lot size and recent value increase. The numbers suggest you’re buying the land and location as much as the house itself, making it a play for future potential rather than immediate move-in luxury.

Frequently Asked Questions

1. How does the recent sale price compare to the assessed value?
The home sold for $250,000 in September 2023, which is significantly higher than its current assessed value of $22,500. This is common, as assessed value for tax purposes often lags behind market value, which is determined by recent buyer demand.

2. Is the lot size unusual for this area?
Yes. At 5,433 sq ft, the lot is well above the neighbourhood average (top 6%), making it a standout feature. This provides more private outdoor space and future expansion potential than most nearby properties.

3. What does the "one-and-a-half storey" building type typically mean?
This style often features a main floor with principal rooms and a second floor under sloping roof lines, which may have smaller or fewer rooms. It’s a classic Winnipeg design that maximizes space on a smaller footprint.

4. The home sold recently in 2023 and again in 2020. Is that a concern?
The 2020 sale was at a very low price point ($20,200), likely indicating a distressed sale or non-arms-length transfer. The rapid resale in 2023 at market price suggests the prior transaction was an anomaly, not a pattern of quick turnover.

5. How does this property rank compared to the rest of Winnipeg?
Context is key. While its living space and assessed value rank below the city-wide average, its lot size and year built rank very well within its specific neighbourhood and street. This highlights its local appeal as a strong in-area value, rather than a city-leading property.